Account Closed our world is trending to more & more "immediate gratification".Self-showings are the result of this and owners squeezing PMC's profits to nothing.Regarding the PMA, ours is pretty long to cover everything we can realistically think of - yet, many owners freak out about it and hire a PMC with a shorter contract.How would you be reacting right now if someone had broke into your property and stole these things?

You magically get the seller to cover every single closing cost (A $12k gift, or a trick to get you to buy their problem.).

You are LOSING money because you didn't even raise rents to cover those increases!

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

Anyone have a cheat sheet or checklist for covering your ADU bases?

The best option would likely be a construction loan, which can cover both the purchase of the land and the build.

If a person has RCV or ACV policy makes a huge difference, than question of what coverage level people had and if they had policy add-on's that cover cost over-runs and all that fun stuff, not to mention contents. 

@Bret Hudson: I've been a heavy user of both websites you mention and I find your comment interesting.

Would it be reasonable or unreasonable to tell our tenants they need to cover the cost of the repair, several months after we had told them this guy would repair it for free?

The buyer agreed to cover the cost of the new appraisal, which came in significantly above the purchase price.